Services

A forward exchange: sell first, buy within 180 days.

The most common exchange. You sell the property you own, the proceeds go to the qualified intermediary instead of to you, and within the deadlines they fund the purchase of your replacement property.

Updated September 30, 2026 · Reviewed by onezero3one professional staff on September 30, 2026

onezero3one acts as the qualified intermediary in a forward exchange. We are assigned into your sale contract, receive the proceeds at closing, hold them for the exchange until they are needed, and deliver them to the closing of the replacement property you identify. Qualified intermediary services are provided only under a written exchange agreement, and we do not give tax or legal advice.

Other exchange types

onezero3one also handles reverse exchanges, where you buy before you sell, and improvement (construction) exchanges, where exchange funds pay for work on the replacement property. Every file is reviewed before an exchange agreement is signed.

How it runs

Before the sale closes. We confirm that we can act on your file, you receive the fee in writing, and you sign the exchange agreement. Your rights in the sale contract are assigned to onezero3one, and the buyer is notified in writing on or before closing.
At the sale closing. Your closing agent sends the net proceeds to onezero3one instead of to you. That day is day 0 for both deadlines.
By day 45. You identify replacement property in a signed writing, sent to a permitted recipient; we ask you to send it to us so the file has a dated record. The identification rules limit what you may list.
By day 180, or your tax-return due date if earlier. Your purchase contract is assigned to onezero3one, and we wire the exchange funds to the closing of the replacement property. The deadline calculator gives both dates.
After the purchase. You receive a statement of the exchange for your tax advisor, who reports it on Form 8824.

What we need from you

The sale contract and any amendments, and the closing date.
The exact name on the title, and who will sign for it.
Your closing agent's contact details.
Where you expect to buy, if you know.
Your tax advisor's contact details, if you would like them copied.

Do not send Social Security numbers, bank details or documents through the website form. We arrange a secure way to receive them once you engage us.

An illustrative exchange file

Fictional example. This shows how an exchange file is organized. It is not a client file and does not describe a live client portal.

Timeline of a fictional forward exchange
Day	Date	Event	Documents in the file
−10	Oct 26	Exchange agreement signed	Exchange agreement; fee terms; assignment of sale contract
0	Nov 5	Sale closes; proceeds wired to the intermediary	Notice of assignment to buyer; closing instructions; settlement statement
31	Dec 6	Two properties identified	Signed identification with receipt
45	Dec 20	Identification period ends	None: the list is fixed
118	Mar 3	Replacement purchase closes	Assignment of purchase contract; verified wire confirmation; settlement statement
After	Mar	Exchange closed	Exchange statement for the tax advisor

If you need to buy first

Buying the replacement property before selling is a reverse exchange, which uses a different structure under Rev. Proc. 2000-37. See reverse exchanges.

Sources

IRC §1031(a)(3) (identification and exchange periods) (checked September 30, 2026)
Treas. Reg. §1.1031(k)-1 (deferred exchanges; qualified intermediary safe harbor) (checked September 30, 2026)
IRS, Instructions for Form 8824 (2025) (checked September 30, 2026)

Planning a sale?

The exchange has to be in place before the sale closes. The earlier we hear from you, the simpler it is.

Discuss your exchange